We buy houses in any condition across Colorado. Fire damage from urban wildfires. Hail damage from Front Range storms. Foundation problems from expansive clay soils. Code violations. Hoarding. Long-vacant properties. We've seen it. We buy it.
Our offer is based on the property's after-repair value (ARV) — what it would sell for once renovated — minus our estimated rehab cost and a margin. So a distressed property in Denver with $90k of needed repairs and a $550k ARV might net you something in the $340k-$380k range as a cash offer.
The condition doesn't change whether we'll buy. The condition does change what we can pay — because we're the ones doing the rehab.
We're transparent about this math. On the call, we'll show our ARV estimate, our rehab estimate, and how we got to the offer.
If the issue is cosmetic — outdated kitchen, old carpet, dated bathrooms — you may be better off with a traditional listing. Investors compete hard for "needs cosmetic updates" houses in Denver, Boulder, and Fort Collins.
If the issue is structural, environmental, or legal — that's our lane. MLS buyers' financing falls apart on those.